11 Dougill Street, Bolton, Greater Manchester

Description

This is a two bed mid terrace house which is currently tenanted. We are informed that the tenants pay £620 pcm (£7,440 pa). The house benefits from UPVC double glazing and gas central heating.

Accommodation

Ground Floor – front lounge, dining room and rear kitchen. First Floor – front bedroom, rear bedroom and bathroom. To the rear is a yard/garden area.

Tenure / Property Information

Investment Analysis

Same-street sold comparables range from £82,000 to £113,500. The latest two sales were £100,000 and £113,500. A base GDV of £100,000 is supported, but condition and tenancy differences create valuation uncertainty.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious income investment subject to verifying the tenancy, condition and all auction/legal costs. Do not rely on the £850 asking rents or a flip without further evidence.

Works Required

No specific refurbishment defects are evidenced. Verify condition, tenancy documentation, compliance and any required maintenance before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £100,000 base GDV, 75% refinancing equates to £75,000. This is below the £90,000 guide before the minimum £3,600 buyer administration charge and other unspecified costs, so additional cash would be required. Works and finance costs are unsupported.

Buy-to-Let Analysis

The informed passing rent of £620 pcm produces £7,440 annually and an 8.27% gross yield against the £90,000 guide, before fees and other costs. Advertised local rents of £850 pcm imply potential gross yield of 11.33%, but these are asking rents rather than achieved rents and may not apply to this property.

Flip Analysis

A £100,000 base GDV provides only £10,000 of headroom over the guide before the £3,600 minimum administration charge, legal costs, other fees, selling costs and any works. A reliable flip surplus cannot be established.

Investor Risks & Due Diligence

• Current rent of £620 pcm is below the £850 pcm advertised asking-rent evidence.

• Property condition and refurbishment requirements are not provided.

• Buyer administration, legal, search, transfer and other disbursement costs are not quantified.

• Tenancy terms, deposit, arrears and compliance documentation are not supplied.

• Leasehold ground rent and service charge fields are blank.

• Comparable sale prices range materially from £82,000 to £113,500.

Recommendation

Consider only as a cautious income investment subject to verifying the tenancy, condition and all auction/legal costs. Do not rely on the £850 asking rents or a flip without further evidence.

Strategy Rating

Analysis Confidence

There are multiple same-street completed sales and disclosed rent, but no condition report, tenancy documents, refurbishment budget, achieved rental evidence or complete fee schedule.